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HomeMy WebLinkAbout2004-09-28; City Council; 17767; Neighborhood architectural design guidelinesCITY OF CARLSBAD - AGENDA BILL AB# 17,767 MTG. 8/17/04 TITLE: AMENDMENT TO CITY COUNCIL POLICY NO. 44 NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES DEPT. DEPT.HD. &* CITY ATTY. & CITY MGR- RECOMMENDED ACTION: That the City Council ADOPT Resolution No. 2004-278 , APPROVING amended City Council Policy No. 44. 1 ITEM EXPLANATION: On July 21, 2004, the Planning Commission conducted a public hearing and recommended approval (6-0) of an Amendment to City Council Policy No. 44 - Neighborhood Architectural Design Guidelines. The major revisions to City Council Policy No. 44 include the following: 1) 2) 3) 4) 5) Requiring that all residential projects of 2 or more units have a minimum number of different floor plans andlor different front and rear elevations depending on project size; Requiring that rear and street side elevations have the same architectural design integrity as the front of the house; Requiring a minimum 6-foot depth for front porches so that they are more useable; Allowing reduced second story homes as an alternative to the existing 15% single story requirement; and Requiring 3+ car garages that directly face the street to have minimum offsetting planes between the garages. City Council Policy No. 44 was last amended in December 2001, to add several new requirements (Le., single story homes, front porches, and additional design elements to enhance the building elevations of all new single and two-family homes) to promote the development of “Livable Residential Neighborhoods.” Over the past 2 years, a number of residential projects approved under this City Council Policy have been constructed. During this past year, the Planning Commission and staff have taken the time to evaluate the effects of this Policy toward the achievement of “Livable Residential Neighborhoods.” On February 11, 2004, the Planning Commission hosted a workshop with members of the residential development community and City staff to specifically discuss potential revisions to City Council Policy No. 44 to enhance the rear and street side building elevations of single-family houses in the City and other related design issues. Staff subsequently met with representatives of the residential development community and returned with a recommendation for revisions to City Council Policy No. 44 in the form of a memorandum to the Planning Commission (Exhibit 2). ENVIRONMENTAL: The adoption of this City Council Policy Amendment is statutorily exempt from CEQA review since there is no possibility that this activity will have an adverse effect on the environment. FISCAL IMPACT: A minimal expenditure of staff time will be required to review new residential development projects relative to amended City Council Policy No. 44. I PAGE 2 OF AGENDA BILL NO. 17,767 EXHl BITS: I. City Council Resolution No. 2004-278 2. Bold/Redlined Version of City Council Policy No. 44 3. 4. Planning Commission Staff Report, dated June 21,2004 Draft Excerpts of Planning Commission Minutes, dated July 21 , 2004. DEPARTMENT CONTACT: Chris DeCerbo, (760) 602-461 1, cdece@ci.carlsbad.ca.us a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 2004-278 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, AMENDING CITY COUNCIL POLICY GUIDELINES. CASE NAME: The City Council of the City of Carlsbad, California, does hereby resolve as day of NO. 44 - NEIGHBORHOOD ARCHITECTURAL DESIGN CITY COUNCIL POLICY NO. 44 AMENDMENT follows: WHEREAS, the City Council of the City of Carlsbad, on the 17th Ausust , 2004, considered said Policy Amendment; and WHEREAS, the revised policy will strongly contribute to the creation of livable neighborhoods by requiring that: a) residential projects of 2 or more units have a minimum number of floor plans andlor different front and rear elevations, b) rear and street side building elevations have the same architectural design integrity as the front of the house, c) front porches have a minimum depth so that they are more useable, d) reduced second story homes qualify as an alternative to the existing single story requirement, and 3) 3+ car garages that directly face the street have a minimum offsetting planes between the garages; and NOW, THEREFORE, BE IT HEREBY RESOLVED BY the City Council of the City of Carlsbad, California, as follows: 1. That the above recitations are true and correct. .... . . .. .... .... .... .... .... 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2. That the City Council approves City Council Resolution No. 2004-278 adopting the revisions to City Council Policy No. 44 as contained in Exhibit "A" (attached). PASSED AND ADOPTED at a regular meeting of the City Council of the City of Carlsbad on the day of , 2004, by the following vote, to wit: AYES: NOES: ABSENT: CLAUDE A. LEWIS, Mayor ATTEST: LORRAINE M. WOOD, City Clerk (SEAL) -2- EXHIBIT “A” CITY OF CARLSBAD COUNCIL POLICY STATEMENT General Subject: NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Specific Subject: ESTABLISHMENT OF ARCHITECTURAL DESIGN GUIDELINES FOR THE DEVELOPMENT OF LIVABLE NEIGHBORHOODS Copies to: City Council, City Manager, City Attorney, Department and Divi Bulletin Boards, Press, File. ~ Policy No. 44 Date Issued - Effective Date ’ ’ . ancellation Date uperseded No. 44 Dated 10/10189 08/26/97 Dated 1 211 1 /01 Dated I on Heads, Employee PURPOSE AND INTENT: The purpose and intent of the architectural guidelines is to ensure that a variety of architectural elements are incorporated into single-family homes and two-family structures so that they: a) are visually interesting, b) have sufficient building articulation to reduce their bulk and mass, c) are in scale to their lot size, and d) strongly contribute to the creation of livable neighborhoods APPLICABILITY: Single-family home remodels that cumulatively increase the useable living area (floor area) more than 40% shall comply with architectural guidelines 2, 3, 13, 17 and 18. * A new individual single-family home shall comply with architectural guidelines 2, 3, 9, IO, 11, 13, 14, 16, 17 and 18 (regardless of stated percentages) * New single-family and two-family residential projects of 2-4 homes shall comply with architectural guidelines 1, 2, 3, 4, 9,10, 11, 13, 14, 15, 16, 17 and 18 (regardless of stated percentages). * New single-family and two-family residential projects of 5 or more homes shall comply with all of the architectural guidelines. PROCEDURES: A. B. C. Applicants for discretionary project applications or residential building permits shall design projects/homes so that they comply with the guidelines. Each applicant shall provide documentation demonstrating compliance with this policy concurrent with the submittal of developmentlbuilding permit applications, whichever occurs first. If an applicant wishes to propose an architectural style that complies with the Purpose and Intent of this policy and yet cannot comply with the requirements of the guidelines, the applicant may request deviations from any of the architectural guidelines to achieve an architectural design or style of equally superior quality. All such requests shall be fully justified specifying how the Purpose and Intent of this policy is being achieved. Staff shall review projects/building permits for compliance with the guidelines and provide recommendations to the decision-makers regarding: a. b. c. Project compliance with the policy; Whether or not any requested deviations are justified; and, Whether or not the purpose and intent of the policy would still be achieved if a deviation is granted . Decision-makers shall determine, on a case-by-case basis, whether the project complies with the intent of the policy to create livable neighborhoods. I 5 ARCHITECTURAL GUIDELINES: Knee braces Exposed roof rafter tails Arched elements Floor Plans and Elevations Exterior wood elements Accent materials (Le.; brick, stone, shingles, wood or siding) 1. 2. 3. 4. All residential projects shall be required to have a minimum number of different floor plans, different front and rear elevations and different color schemes as identified below: o 2- 4 dwelling units shall provide either 2 different floor plans or 1 floor plan and 2 different elevations. Each floor plan shall have at least 2 different exterior color schemes. o 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. Each floor plan shall have at least 2 different exterior color schemes. 13+ dwelling units shall provide 3 different floor plans and 3 different elevations. Each floor plan shall have at least 3 different exterior color schemes. Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every house and differ from other elevations of the same floor plan. A minimum of 4 complimentary design details, including not but limited to those listed in Table “A below, shall be incorporated into each of the front, rear and street side building faGade(s) of the house. I nnrmnrs - Decorative eaves and fascia I Columns Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Site Planning 5. Houses with both the same floor plan and elevation style shall not occur on adjacent lots. 6. Reverse floor plans shall be included where possible to add variety to the street scene. Single Story Requirements 7. A minimum of 15% (see Note #I below) of the total number of homes shall be single-story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. A minimum of 10% of the total number of homes shall be single-story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: o A minimum of 60% of the roofline shall be single story; o A 2-story element may be added in the central portion of the front and rear elevation; and o The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or Or 2 b 8. 9. For alley-loaded product, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). A maximum of 20% of the total number of homes are exempt from the requirement to have a single- story building edge. The remaining total number of homes shall comply with one of the following guidelines: The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single- story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Multiple Building Planes 10. For at least 66% of the homes in a project, there shall be at least three separate building planes on street side elevations of lots with 45 feet of street frontage or less and four separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. 11. Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet Rear balconies qualify as a building plane. 12. For at least 66% of the homes in a project, one side elevation shall have sufficient offsets or cutouts so that the side yard setback averages a minimum of 8.5 feet. Windo ws/Doors 13. At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). 14. Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. Front Porches 15. Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front 3 7 faGade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required andlor ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. Front Entries 16. Seventy-five percent (75%) of the homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. Chimneys 17. Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. Garage Doors 18. Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18” plane change between the garage doors after the 2 car garage door. Note #?: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units is described in the guidelines, the intent is to have that percentage spread throughout the entire project. 4 EXHIBIT 2 CITY OF CARLSBAD COUNCIL POLICY STATEMENT General Subject: NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Specific Subject: ESTABLISHMENT OF ARCHITECTURAL DESIGN GUIDELINES FOR THE DEVELOPMENT OF LIVABLE NEIGHBORHOODS Copies to: City Council, City Manager, City Attorney, Department and Divi Bulletin Boards, Press, File. ~ ~~ ~ Policy No. 44 Date Issued 4244-W Effective Date .13111/nl ancellation Date uperseded No. 44 Dated 1011 0189 Dated 08/26/97 Dated 12/1/01 I on Heads, Employee PURPOSE AND INTENT: The purpose and intent of the architectural guidelines is to ensure that a variety of architectural elements are incorporated into single-family homes and two-family structures so that they: a) are visually interesting, b) have sufficient building articulation to reduce their bulk and mass, c) are in scale to their lot size, and d) strongly contribute to the creation of livable neighborhoods APPLl CAB1 LITY: . Single-family home remodels that cumulatively increase the useable living area (floor area) more than 40% shall comply with architectural guidelines 2, 3, 13, 17 and 18 7, ’! 3 md-44. + A new individual single-family home shall comply with fi #kwgh&a& architectural guidelines 2, 3, 9, IO, 11, 13, 14, 16, 17 and 18 5, 7, 13, WK! 14 (regardless of stated percentages) + New single-family and two-family residential projects of 2-4 homes shall comply with 8178 6 architectural guidelines I, 2, 3, 4, 9,10, 11, 13, 14, 15, 16, 17 and 18 4, 5, 7, 72, ~1~4-44 (regardless of stated percentages). New single-family and two-family residential projects of 5 or more homes shall comply with all of the architectural guidelines. .. .. + PROCEDURES: A. Applicants for discretionary project applications or residential building permits shall design projects/homes so that they comply with the guidelines. Each applicant shall provide documentation demonstrating compliance with this policy concurrent with the submittal of developmentlbuilding permit applications, whichever occurs first. If an applicant wishes to propose an architectural style that complies with the Purpose and Intent of this policy and yet cannot comply with the requirements of the guidelines, the applicant may request deviations from any of the architectural guidelines to achieve an architectural design or style of equally superior quality. All such requests shall be fully justified specifying how the Purpose and Intent of this policy is being achieved. B. Staff shall review projects/building permits for compliance with the guidelines and provide recommendations to the decision-makers regarding: a. b. c. Project compliance with the policy; Whether or not any requested deviations are justified; and, Whether or not the purpose and intent of the policy would still be achieved if a deviation is granted. 9 C. Decision-makers shall determine, on a case-by-case basis, whether the project complies with the intent of the policy to create livable neighborhoods. Decorative eaves and fascia Knee braces Exposed roof rafter tails Arched elements ARCHITECTURAL GUIDELINES: Dormers Columns Exterior wood elements Accent materials w&-as(i.e.; brick, stone, shingles, wood or siding) Floor Plans and Elevations 1. All residential projects shall be required to have a minimum number of different floor plans, different front and rear elevations and different color schemes as identified below: 2- 4 dwelling units shall provide either 2 different floor plans or 1 floor plan and 2 different elevations. Each floor plan shall have at least 2 different exterior color schemes. 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. Each floor plan shall have at least 2 different exterior color schemes. o 13+ dwelling units shall provide 3 different floor plans and 3 different elevations. Each floor plan shall have at least 3 different exterior color schemes. 2. Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. 3. In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every of the house and differ from other elevations of the same floor plan. A minimum of 4 complimentary &--#e design details, elewe& including not but limited to those listed in Table “A below, shall be incorporated into each of the front, rear and street side building faqade(s) of the house. 4. Site Planning 5. 6. Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Houses with both the same floor plan and elevation style shall not occur on adjacent lots. Reverse floor plans shall be included where possible to add variety to the street scene. Single Story Requirements 7. A minimum of 15% (see Note #1 below) of the total number of homes shall be single-story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of 10% of the total number of homes shall be single-story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: a A minimum of 60% of the roofline shall be single story; a A 2-story element may be added in the central portion of the front and rear elevation; and a The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product giwages, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). 8. A maximum of 20% of the total number of homes are exempt from the requirement to have a single- story building edge. 9. The remaining 65% e#be total number of homes shall comply with one of the following guidelines: The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single- story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. . The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. . The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Multiple Building Planes 10. For at least 66% of the homes in a project, there shall be at least three separate building planes on street side elevations of lots with 45 feet of street frontage or less and four separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. 11. Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 8 4 feet Rear balconies qualify as a building plane. 12. For at least 66% of the homes in a project, one side elevation shall have sufficient offsets or cutouts so that the side yard setback averages a minimum of 8.5 feet. Windo ws/Doors 13. At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). 14. Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. Front Porches 15. Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front faGade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. Front Entries 16. Seventy-five percent (75%) of the homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. Chimneys 17. Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. Garage Doors 18. Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18’’ plane change between the garage doors after the 2 car garage door. Note #?: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units is described in the guidelines, the intent is to have that percentage spread throughout the entire project. \a EXHIBIT 3 The City of Carlsbad Planning Department P.C. AGENDA OF: July 21,2004 A REPORT TO THE PLANNING COMMISSION Project Planner: Chris DeCerbo ItemNo. @ . SUBJECT: SINGLE FAMILY HOME ARCHITECTURAL DESIGN GUIDELINES I. BACKGROUND This item was continued from the June 2,2004 meeting. ATTACHMENTS: 1. Memorandum dated June 2,2004 June 2,2004 TO: PLANNING COMMISSION FROM: Planning Department SINGLE FAMILY HOME ARCHITECTURAL DESIGN GUIDELINES On February 11, 2004 the Planning Commission hosted a workshop with Planning staff and members of the residential development community to discuss the City’s existing Architectural Design Guidelines (City Council Policy #44) for single-family homes. The primary focus of the workshop was to discuss architectural design ideas to enhance the rear building elevations of single-family residences. At the conclusion ,of this half-day workshop, the Planning Commission directed staff to meet with the developers in attendance to discuss several proposed new architectural design ideas to enhance rear elevations and other topics (listed below) and to return with a staff recommendation in the form of a memorandum to the Planning Commission. 1) Rear Elevation Design: Enhance the rear elevations of homes by: a) allowing rear- yard setback averaging, and allowing covered decks to encroach into the rear yard, b) excluding rear yard patio covers and balconies from building coverage and c) incorporating similar design elements (i.e.; signature windows and accent materials) that are used on the front elevations on to the rear elevations. Front Porches: Increase the minimum depth of front porches so that they are more useable. Reduced Second Story Homes: Allow “modified single story” (reduced second story) homes as an alternative to the existing 15% single story requirement. Street Facing 3+ Car Garages: Require 3+ car garages that directly face the street to have minimum offsetting planes between the garages. 2) 3) 4) On March 3, 2004 staff met with the developers and their architects to discuss these design ideas. Subsequent to this meeting, staff visited several newer single-family projects within the City (i.e.; the Montara project in Calavera Hills) to experience and evaluate the proposed new architectural design ideas. Based upon our discussions and field trips, staff recommends the following revisions to City Council Policy W4. A bold/strikeout copy of the draft revised City Council Policy ##44 is attached to this memorandum. I) Rear Elevation Design: a) Rear Yard Setback Averaqinq/Second Stow Decks: Staff reviewed the developer request to amend City “development standards” to allow for rear yard setback averaging and/or permit the encroachment of patio covers, second story decks and covered porches into the rear yard setback as well as the required rear yard recreation area. After meeting with the developers and architects to discuss rear yard setback averaging, they are no longer requesting the City to consider setback averaging or allowing second story decklbalcony or covered porch encroachment into the rear yard setback (see attached memos). Otherwise, Section 21.45.090 of the City’s Planned Unit Development Ordinance currently allows attached and detached open or lattice-top patio covers to be located in required rear yard recreation areas subject to minimum 5 foot rear and side yard setbacks. b) With respect to the request to allow second story decklbalcony or covered porch encroachment into the rear yard recreation areas, staff cannot recommend support because it will result in unintended consequences including: 0 Reducing rear yard areas, that are already relatively small in size. For comparison, the minimum required rear yard area for a small lot (5,000 SF) single family residence is 324 SF, whereas, the minimum required area for a 2-car garage is 400 SF. Staff does not recommend further reducing the private useable open space per dwelling unit to less than the minimum area allocated for automobile storage; and 0 Compromising homeowner privacy by allowing second story decks to locate closer to adjacent residences; and 0 Increasing building coverage (and storm water runoff) on residential lots that are already substandard (less than 7500 s/f) in area. c) Excludinq Patio Covers and Balconies from Buildinq Coveraqe: 0 The City’s Zoning Ordinance (Title 21 , Section 21.04.061) defines “Building Coverage” as the total ground area of a site occupied by any building or structure (i.e.; overhanging balconies, patio covers, garages and covered carports). The standard building coverage for most single- family residential zones throughout the country (including Carlsbad) is 40%. The request to exclude rear patio covers, and covered/uncovered balconies from building coverage requirements will accordingly require an amendment to the municipal code to redefine “Building Coverage.” If the Planning Commission and City Council are supportive of this request, staff will undertake a thorough analysis of this through a formal zone code amendment. d) Desiqn Elements: o City Council Policy #44 (Architectural Guideline #5) currently requires the minimum depth of 3-feet between the front and back plane on the rear elevation. Staff recommends that this minimum separation between planes be changed form 3 to 4 feet in order to achieve greater form change. 0 City Council Policy # 44 (Architectural Guideline # 11) currently requires that for projects of 30 or more dwelling units, a minimum of 3 different floor plans shall be provided. Each floor plan should have at least 3 different front elevations and 3 different exterior color schemes. Staff recommends that Guideline #I 1 be amended to require 3 different rear elevations for each floor plan. 0 City Council Policy # 44 (Architectural Guideline # 14) includes a list of “Design Elements” and requires that a minimum of 4 design elements be included on all front elevations and other elevations that are visible from a Circulation Element road. Staff recommends that Guideline #I4 be amended to require all rear elevations and street side elevations to include a minimum of 4 complementary design elements and that the “Design Element” list of Architectural Guideline #I4 be amended to include Balconies and Signature Windows as options. 2) Front Porches 0 City Council Policy #44 (Architectural Guideline #8) requires that 50% of all homes shall be designed with a covered front porch, open courtyard or balcony (each with a minimum area of 60 SF) located at the front of the dwelling. Staff recommends that this guideline be amended to require a minimum front porch depth of 6 feet. This minimum porch depth in association with the required minimum area will result in a more useable front porch that will readily accommodate porch chairs and through pedestrian circulation. 3) Reduced Second Story Homes 0 City Council Policy #44 (Architectural Guideline #I) requires that 15% of the total number of homes of a project be single story structures. As an alternative to this 15% single story requirement, the developer’s have requested that this standard be amended to allow 10% of the total number of homes to be single-story structures and 15% to be reduced second story structures. Staff visited the recently constructed modified single story homes located in Calavera Hills. These reduced 2-story homes are visually interesting because the second story comprises no more than 25% of the floor area of the first floor, thereby creating deep single story building edges on at least three sides of the home. Because this unique building design clearly accomplishes one of the major architectural design objectives of City Council Policy #44 and because this requested modification will result in a greater variety of residential products per project, staff recommends that this guideline be amended as proposed. 0 Staff also recommends that Architectural Guideline #I be supplemented to clearly define the design criteria for a reduced second story structure as follows: A reduced second story structure shall comply with the following criteria: I) 2) 3) A minimum of 60% of the roofline shall be single story; A 2-story element may be added in the central portion of the front and rear elevation; and The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). 4) Street Facing 3+ Car Garages 0 Staff recommends the addition of one new architectural guideline (#14) to City Council Policy # 44 to mitigate the concern of street facing garages. The new guideline would specify that, “Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18” plane change between the garage doors after the 2 car garage door.” Attachments: 1) 2) Memos from Developers Draft Revised City Council Policy ##44 From: "Diane Erickson" <DErickson@mcmillin.com> To: "Jessica Galloway" <Jgall@ci.carlsbad.ca.us> Date: 5/10/04 2:27PM Subject: prior to presentation to the Planning Commission FW: Thank you for permitting us to comment on the draft revisions to Council Policy 44 Thank you for permitting us to comment on the draft revisions to Council Policy 44 prior to presentation to the Planning Commission. We appreciate that the goal of this effort is to achieve a more esthetically pleasing living environment for residents of future Carlsbad neighborhoods and to enhance the appearance of new communities as they are viewed by existing residents. While we are very much in favor of this goal, as the providers of the new housing, we are also mindful of the costs associated with elevation enhancements and the fact that those costs must ultimately be born by the new homebuyer. The following comments are intended to represent our effort to achieve the esthetic goals of the city in a way that is also cost effective for the new home buyer. Decks and Balconies in Rear Yard We agree with staff that decks and balconies that encroach into required setbacks do potentially negatively impact the privacy of adjacent homes and yard areas. However, we feel that inclusion of them in required rear yard areas outside of the setbacks would be beneficial as enhanced living areas and building elevation improvements without placing structures any closer to neighbors than the setbacks allow. Since these features normally cover paved patios they do not increase the amount of impervious surface on the lot. Decks add outdoor living area on the second level as well as providing shaded outdoor living in the yard area. Excluding Patio Covers and Balconies from Building Coverage As we noted above these elements have the effect of increasing the size and livability of outdoor spaces. Counting them as a part of building coverage seems in conflict with this concept. We support an amendment to the municipal code to redefine "Building Coverage" to exclude these features. Design Elements We support the change from 3 feet to 4 feet separation from the forward most to the rear most plane on the rear elevation of homes. This massing change will be much more effective in enhancing the rear elevation of homes than adding several relatively small detail elements to the exterior of the homes. We are concerned with a vague reference to "three different rear elevations" in the draft Council Policy 44. We recommend that, in addition to the massing change discussed above, builders be required to include two design elements from Table A that are found on the front elevation to also be used on the rear elevation. The rear elevations will be esthetically pleasing and harmonious with the front elevation without adding overwhelming costs to the construction of the home. Similarly, adding more than two design elements to the side elevation of homes on corner lots is excessive. Side elevations can benefit from a window treatment of some kind and attention to the roof line in some way. Layering additional features on side elevations seems like an effort to make the side another front. By design, the side and the rear should be in concert but be more understated than the front of a home. Front Porches We are very supportive of increasing useable outdoor living area. However, as we increase the amount of hard surface area toward the street we are concerned with our ability to accommodate slope areas and adequately handle lot drainage when streets are less than flat. We recommend that architects and engineers be involved in an in-depth study of these issues before any action is taken be the Planning Commission to increase the size of front porches. It is possible to move the house back to avoid moving the porch closer to the street but this would require a reduction either in house size or rear yard area. We are concerned that buyers would prefer more living area in the home or in their rear yard rather than increasing the porch area at the expense of those living areas. Reduced Second Story Homes We are in agreement with the criteria for reduced two story homes. Within a master planned community having the option to include reduced two story homes in some neighborhoods and more single story homes in others adds to architectural variety and provides greater opportunities for homebuyers to locate housing that meets their needs. Again, thank you for the opportunity to provide input at this early stage in your deliberations. We look forward to continued involvement as these concepts are brought forward to the Planning Commission and City Council. cc: "Chris DeCerbo" <Cdece@ci.carlsbad.ca.us>, <sholder@ci.carlsbad.ca.us>, <mholzmiller@ci.carlsbad.ca.us>, <dnue@ci.carlsbad.ca.us>, "Brian Milich" <bmilich@mcmillin.com>, "Steve McGill" <SMcGill@mcmillin.com> , , 6336 Greenwich Drive, Suite A San Diego, CA 92122-5922 P 858.450.1221 F 858.552.1445 www.biasandiego.org PRESIDENT Mike Levesque Greystone Homes, Inc. A Lennar Family Builder VICE PRESIDENT Scot Sandstrom Trimark Pacific Homes TREASURER / SECRETARY Horace Hogan II Brehm Communities IMMEDIATE PAST PRESIDENT Kent Aden The Otay Ranch Company CHIEF EXECUTIVE OFFICER Paul A. Tryon AFFILIATES California Building Industry Association National Association of Home Builders National Association of Industrial and Office Properties May 19,2004 Chairwoman Melissa White Planning Commission City of Carlsbad Planning Commission 1635 Faraday Avenue Carlsbad, CA 92008 RE: Proposed Revisions to Architectural Guidelines Dear Chairwoman White and Members of the Planning Commission: This letter is in regards to the proposed revisions to the architectural design standards of Council Policy 44. We have reviewed the staff report and the proposed revisions to Policy 44. We recognize the importance of having quality architecture and neighborhoods and we appreciate the efforts the City has made to reach out to the industry to address these issues. We are concerned, however, that the proposed revisions do not entirely reflect the discussions and concurrence that we believe was achieved in the meeting between staff and the industry representatives. Rear Yard Elevations Based on our March 24, 2004, meeting with staff, we understood that staff was going to present a proposal to exclude decks and patio covers from the building coverage and allow these architectural features to encroach into the rear yard usable area (the 25’ x 25’ area). This usable area in the rear yard is distinguished from the rear yard setback in that it is a separate but overlapping space. To clarify, we are not proposing to allow for encroachments into the rear yard setback. Allowing for some encroachment into the usable area, however, would create more attractive outdoor living space in backyards for the residents, particularly families and children, it would encourage the use of decks and balconies to create rear yard relief and articulation, and it would not impact the rear yard setback BUILDING INDUSTRY ASSOCIATION OF SAN DlEGO COUNTY Front Porches We do not support the proposed change to the design standards for front porches to require them to be a minimum of six feet in depth. We are concerned about the engineering and design implications of such a change. Extending front porches and courtyards out closer to the street may create complications with the requirements for building pads with 2: 1 slopes extending to a street and sidewalk that are not horizontal, or, if the front porches are not allowed to encroach into the front yard setback, it may impact the square footage of the home. Design Elements We have concern with the proposed requirement for a minimum of 4 complimentary design elements for the rear and street sides of building facades. We believe that some design elements may not be very effective at achieving the variety and articulation that is sought and we would caution against relying on this type of requirement. We are also concerned that too many design elements around the fagade may make the home appear busy and overly complicated architecturally and add to the cost of construction and ultimately the cost of housing. Some of the more elegant architecture is simple, even minimalist in nature. Modified Single Story Homes We support the proposed revisions for modified single-story homes. The proposed revisions should provide the flexibility that designers and builders need to provide the two-story product while at the same time preserving, even enhancing, the balance the City is trying to achieve in its new neighborhoods. We look forward to working with staff to implement guidelines that promote the quality design the City deserves while providing the flexibility the designers need to achieve the City’s design goals. Thank you for your efforts to involve our industry in these important design issues. Very truly yours, Scott C. Molloy Public Policy Advocate aa Planning Commission Minutes July 21, 2004 I. ARCHITECTURAL DESIGN GUIDELINES Ex&iT34 DRAFT Mr. Neu introduced Item 1 and stated Principal Planner Chris DeCerbo would make the staff presentation assisted by Assistant Planner Jessica Galloway. Mr. DeCerbo stated this item is a request for changes to the Architectural Design Guidelines (Council Policy 44), such as enchanced rear elevations of single-family residences, front porch sizes, and allowing reduced second story homes. Assistant Planner Jessica Galloway discussed the Architectural Guidelines. Ms. Galloway discussed the proposed changes regarding floor plans and elevations. For projects of 9 or more dwelling units, a minimum of 3 different floor plans shall be provided. Each floor plan shall have at least 3 different front and corresponding matching rear elevation styles and exterior color schemes. Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. A minimum of 4 complimentary design details such as those listed below (balconies, decorative eaves and fascia), shall be incorporated into each of the front, rear and street side building elevations to reinforce and enhance the architectural form and style of every house. Ms. Galloway discussed the addition of the new category, Site Planning, to the Guidelines. Houses with the same floor plan and elevation style shall not occur on adjacent lots. Reverse floor plans shall be included where possible to add variety to the street scene. Ms. Galloway also discussed the proposed changes to the Single Story Elements. A minimum of 10% of the total number of homes shall be single-story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: a minimum of 60% of the roofline shall be single story; a 2-story element may be added in the central portion of the front and rear elevation; and the second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). Ms. Galloway further discussed the changes to Multiple Building Planes. Rear elevations shall adhere to the same criteria outlined above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet. Rear balconies qualify as a building plane. Other categorical changes to the Architectural Design Guidelines include windows and doors, front porches, and garage doors. Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. With front porches, fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front faGade of the home to the inside of any supporting porch posts. Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18” plane change between the garage doors after the 2 car garage door. Chairperson Whitton stated that the Planning Commission received a letter dated July 25, 2004 from the Building Industry Association regarding the proposed changes to the policy. He then asked if there were any questions of staff. Commissioner Segall asked for clarification of the terms “front and back planes” and ”the rear elevations.” Ms. Galloway responded that the Council Policy currently requires a separation between planes so that there is more than one flat plane on the rear of homes. The required separation from the plane furthest in to one furthest out will be increased from 3 feet to 4 feet. Commissioner Segall asked about the window depth requirement and windows not having “mill finishes” on them. Mr. DeCerbo stated that windows would be required to be recessed or projected two inches in order to give depth shadow, and the “mill finishes” are plain aluminum style finishes not painted white. Commissioner Segall commented that he was concerned that the BIA might have an older version of the Council policy, (other than what had been distributed to the Commission within the last day) that was being discussed. Mr. DeCerbo stated that a copy of the updated document was faxed to the BIA that day and that the Commission also has the correct document. Planning Commission Minutes July 21, 2004 Page 4 Commissioner Baker commented that in regards to the BIA letter, it seemed as if the BIA was unclear on what the City’s intention is regarding Guideline #5. She asked if the guideline could be written more clearly or if the BIA misunderstood the guideline. Mr. DeCerbo responded that the guideline could be modified by adding the word “both.” Commissioner Baker asked about the requirement the City is changing regarding rear elevations and side elevations being consistent all the way around the house. She asked if the proposal meant that if the front of the house had stone work or siding, that it had to be wrapped around to the sides and rear of the house. Ms. Galloway stated that it did not. She clarified that it meant the decorative eaves, facia, windows, or other decorative elements would be continued to the side and rear elevations. Mr. DeCerbo stated it was important to understand it will only affect those homes with a street side elevation or that can be clearly seen from the street. Commissioner Baker suggested that Item #5 read: “...houses with both the same floor plan and elevation style ...” Commissioner Heineman asked why there is a requirement for 50% of the houses to have a front porch. Mr. DeCerbo stated that requirement includes front porches, balconies or an open courtyard, and 50% of the houses have to have at least one of the features. Commissioner Heineman asked why staff is specifically requiring front porches. Ms. Galloway responded that it helps support Council Policy 66 for Livable Neighborhoods for Planned Developments. Commissioner Heineman asked if the guidelines apply to more than just Planned Developments. Mr. DeCerbo responded that was correct. Commissioner Heineman asked why staff was requesting the guidelines be changed so that all the houses that are built match the design guidelines for Planned Developments. Mr. DeCerbo stated it was an objective from 2001 when the Planned Development Ordinance and Council Policy 44 were amended. He stated that it was an objective to generally take these guidelines which at the time only applied to Planned Developments and instead require them to apply to all dwelling units in the City. Commissioner Heineman asked if the guidelines were then an extension of the Planned Development Ordinance. Mr. DeCerbo stated that it was not an extension of the ordinance, but rather an effort to get architectural design guidelines that apply to single-family homes as well. Commissioner Dominguez asked if the guidelines would then be applied uniformly even if a person is building one home. Mr. DeCerbo stated that only some of the guidelines would apply if a person is building one house. Commissioner Montgomery commented that there was a difference between the PowerPoint presentation and the Architectural Design Guidelines, Section Ill. Ms. Galloway stated that the item combined the previous sentences into one. Commissioner Segall asked about the item stating, “For projects of nine or more, a minimum of three different floor plans shall be provided, and each floor plan shall have three different ...” He asked if that was excessive in such a small development. Mr. DeCerbo stated it was the Cornmission’s discretion to establish a number which would achieve the objectives. Commissioner Dominguez feels that the added text in the Guidelines really clarifies what the Commission is seeking as a group. He also feels the requirement will not be in excess for nine or more dwelling units. Chairperson Whitton opened the Public Hearing on Item 1 Scott Malloy, from the Building Industry Association, stated his comments concurrent with his written response. Chairperson Whitton asked if there were any further questions of Mr. Malloy or if there was anyone in the audience who wished to speak on the item. Seeing none, he closed the Public Hearing on the item. Chairperson Whitton asked if staff wished to comment on any of the issued raised by Mr. Malloy. Mr. DeCerbo restated that it was the Commission’s discretion regarding Guideline #1 and the number of units. He stated there would be quite a bit of variety with the requirement of three different floor plans with small projects. Commissioner Segall asked if the project size was 8 units or less with respect to Guideline #1, could all the floor plans be alike. Mr. DeCerbo stated that was correct but the city has not typically seen that. Ms. Planning Commission Minutes July 21, 2004 Page 5 Galloway suggested that a range be given for the number of units, such as projects with 5 to 15 units, has 1 with two different elevation styles, or 9 to 18 units has two different elevations with two different floor plans for each. Commissioner Segall feels that is a better approach for the guideline. Commissioner Montgomery stated that many of the midsize projects that will be coming, it would be better to use a range as suggested earlier. He suggested using the Subdivision Map Act for creating the range. Commissioner Dominguez agrees that a range would be the best solution for the elevation issue. He also agreed that using the thresholds contained in the Subdivision Map Act would be the best place to start. Chairperson Whitton asked if there were any other comments or recommendations from the Commissioners pertaining to the Design Guidelines. Commissioner Baker commented that she appreciates that wording is contained in the guidelines which allows for good, innovative designs when the project might not meet all the requirements. Commissioner Montgomery commented that prior to Mr. Malloy arriving, the Commission had already considered the possibility of having two identical floor plans adjacent to each other as being allowed with different elevations. He asked staff if the requirement regarding four design elements being added to rear elevations also applied to the side elevations. Mr. DeCerbo clarified that the requirement only applied to street side elevations not all side elevations. Chairperson Whitton asked if the commissioners agreed on the rest of the document. Commissioner Segall asked if the issue raised by Commissioner Montgomery regarding street side elevations is clear in the guidelines. Mr. DeCerbo directed the Commission to Guideline #3 which includes the appropriate wording. Commissioner Baker asked staff if the Design Guidelines is a workable document. Mr. DeCerbo stated that it has not been tested yet with the developers, but he feels it is. Commissioner Heineman asked if there was something that did need changing in the Guidelines later on, could it be changed. Mr. DeCerbo stated that was correct and that the proposed changes would need to go before City Council. RECESS Chairperson Whitton called for a ten-minute recess at 7:OO p.m. to allow staff time to develop alternative language concerning Guideline #l. MEETING CALLED TO ORDER: Chairperson Whitton called the meeting back to order at 7:lO p.m. with all Commissioners present. Chairperson Whitton asked if staff had decided on a recommended amendment to Guideline #1 concerning the size range of projects. Ms. Galloway stated that staffs recommended range for the number of dwelling units, floor plans, and elevations would be as follows: Projects with 2 to 5 dwelling units would be required to have 2 plans, or 1 plan with two different elevations; Projects with 6 to 12 dwelling units would be required to have 2 plans and 2 elevations; Projects with 13 or more dwelling units would be required to have 3 plans with 3 elevations. Commissioner Segall asked if staff was able to consult with Mr. Malloy and if so, was he in agreement with the proposed changes. Ms. Galloway stated that staff was unable to consult with Mr. Malloy. Commissioner Montgomery asked if the range should be 2 to 4 dwelling units and then 5 to 12 dwelling units which would work better with Subdivision Map Act. Attorney Mobaldi stated was correct. Commissioner Dominguez commented that the proposal was agreeable. Chairperson Whitton asked for comments from Scott Malloy. Planning Commission Minutes July 21, 2004 Page 6 Scott Malloy commented that the amendment was reasonable but recommended adding a statement which would make the requirement a little more flexible. Staff and Commissioners discussed the proper wording of Guideline #3. The guideline should read, “Design details should reinforce and enhance the architectural form and style of the house and differ from other elevations of the same floor plan. A minimum of four complimentary design details including but not limited to those listed below in Table A shall be incorporated into each of the front, rear, side, street side building facades of the house.” Chairperson Whitton closed Public Testimony on the Item. MOTION ACTION : VOTE: AYES: NOES: Motion by Commissioner Heineman, and duly seconded, that the Planning Commission adopt the Single Family Home Architectural Design Guidelines as presented in staffs errata sheet and including the following changes: Guideline #5: Houses with both the same floor plans and elevation style shall not occur on adjacent lots, and Guidelines #I with projects containing 2 to 4 dwelling units, 2 plans or 1 plan with two different elevations; projects with 5 to 12 dwelling units would be required to have 2 plans and 2 elevations; projects with 13 or more dwelling units would be required to have 3 plans with 3 elevations; Guideline #3 will include the language “...including but not limited to those listed below in Table A.” Chairperson Whitton, Commissioners Baker, Dominguez, Heineman, Montgomery and Segall None 6-0 760 476 3544 P.81 August 16,2004 City Clerk City of CarIsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008 Fax: (760) 720-6917 /bL- e\& Subject: AB #I 7,767 - Amendment to Council Policy No, 44 To Whom It May Concern: On Tuesday, August 17, 2004, the City Council will be reviewing an amendment to Council Policy #44, I am unable to attend this meeting, but I do have a comment regarding this agenda item. Several months ago, I submitted plans to the City of Carlsbad to obtain a Coastal Development Permit for a new single-family residence. I have worked very hard with my architect to design and revise the plans to meet the City's current requirements. I am concerned that after months of work and thousands of dollars that I may have to redesign my plans to meet the amended policy that you are considering tonight. To be fair to everyone that is currently processing plans with the City, please consider applying this new Council Policy ##44 as follows: 1. 2. Amended Council Policy #44 will apply to projects whose first submittal for a Coastal Development Permit or Building Permit is after the effective date of the resolution. If a project has been submitted or has received a Coastal Development Permit, that project is not required to be redesigned to meet the Amended Policy #44 requirements when it is submitted for a Building Permit. Thank you for considering my request. If you have any questions, please feel free to contact me at (760) 476- 1 0 12. Sincerely, GUY Oliver 6465 Franciscan Road Carlsbad, CA 92009 cc: Chris DeCerbo (760) 602-8559 City Council Policy #44Neighborhood Architectural Design Guidelines City Council Policy #44Neighborhood Architectural Design GuidelinesApplies to single-family and two-family homes.Last amended in December 2001.Livable residential neighborhoods (ie. front porches, single story requirements). OutreachPlanning Commission and City of Carlsbad Staff conducted a workshop with the development community in February 2004.Outcome:zRevisions to Policy #44 to enhance rear elevation and other design ideas. Floor Plans and ElevationsExisting:Projects of 30or more dwelling units, a minimum of 3 different floor plans shall be provided. Each floor plan shall have at least 3 different front elevationsProposed:2-4 dwelling units5-12 dwelling units13 + dwelling unitsDifferent front and corresponding matching rearelevation styles Floor Plans and Elevations cont.Coherent architectural style visible on all elevations.Complimentary designdetails (decorative eaves and accent materials) on rear and street side elevations. „„Stucco WallsStucco Walls„„Barrel Tile RoofsBarrel Tile Roofs„„Iron DetailsIron Details„„Clipped Eave OverhangsClipped Eave Overhangs„„Window SurroundsWindow Surrounds„„Arched ElementsArched Elements„„Arcades/BalconiesArcades/BalconiesFront ElevationFront Elevation„„Stucco WallsStucco WallsRear ElevationRear Elevation„„Barrel Tile RoofsBarrel Tile Roofs„„Iron DetailsIron Details„„Clipped Eave OverhangsClipped Eave Overhangs„„Window SurroundsWindow Surrounds„„Arched ElementsArched Elements„„Arcades/BalconiesArcades/BalconiesPlan 2 –Santa Barbara Mediterranean Elevation „„Wood Siding (simulated)Wood Siding (simulated)„„Exposed Rafter TailsExposed Rafter Tails„„Low Roof Pitches (4:12)Low Roof Pitches (4:12)„„MultiMulti--Paned WindowsPaned Windows„„Window SurroundsWindow Surrounds„„Stone AccentsStone AccentsFront ElevationFront Elevation„„Wood Siding (simulated)Wood Siding (simulated)„„Exposed Rafter TailsExposed Rafter Tails„„Low Roof Pitches (4:12)Low Roof Pitches (4:12)„„MultiMulti--Paned WindowsPaned Windows„„Window SurroundsWindow SurroundsRear ElevationRear ElevationPlan 1 –Craftsman Bungalow Site PlanningHouses with the same floor plan and elevation style shall not occur on adjacent lots. Reverse floor plans shall be included where possible to add variety to the street scene. Single Story ElementsExisting:z15% of homes shall be single storyProposed:z10% of the homes shall be single-story and15%shall be reduced second story structures. Multiple Building PlanesExisting:3’minimum offset for rear elevation planes.Proposed:4’minimum offset for rear elevation planes. WindowsSignature windows and varied window shapes and sizes. Front PorchesMinimum front porch depth of 6 feet. Street Facing 3+ Car GaragesGarage doors that directly face the street must have a minimum of 18” plane change between the garage doors after the 2 car garage door ApplicabilitySingle Family remodel no longer requires a 1 story building edge.